You'll get an idea of the rate, the down payment required, do they want an experienced manager to make the loan fundable at close- where would you get this person is it you?

Raise the price back up and advertise offering rate buy down.

It has separate power (zoned commercial) and the rate I pay is cheaper than the main house. 

Hopefully some day they’ll force listings to include cleaning charges in the rates.

If you haven't done any flips in the area, HML rates will be high for you to start with no verifiable track record locally.

I'll echo what Stephen said, insurance makes things tricky as well as the high interest rates impacting the rest of the country, but if you get a good enough deal you can maybe make it work.

When you get higher, you are essentially bidding down the interest rate that you receive.I am not a tax lien specialist and recommend reaching out to some of those who are very active on BiggerPockets like a Ned Carey

Do you know what the conversion rate is on cold calling these lists? 

It will increase the ARV which could mean more cash out in your pocket, or a better rate because a higher rate could decrease your LTV. 

I have gotten as far as looking up storage units on loop net and comparing cap rate.